439 14th St
439 14th St is a 17-story building in Greater Downtown Denver with 85% of its floor area within daylight reach of a facade. This screen estimates 239 homes and scores it 88 out of 100 for office-to-residential conversion suitability.
CO-1 · Screened 2026-09-19 · Strong candidate
Also addressed as 1400 Glenarm Pl and 1450 Glenarm Pl: Denver’s address records place all 3 on this one footprint.
Where 439 14th St is
Its block in Greater Downtown Denver, drawn from Denver's own building outlines and street centerlines.
- Already housing
- Not screened
- 439 14th St
This building does not pencil at default assumptions, even with a modeled RESIDE Act grant.
Across its 16 residential floors this building carries 38,594 sq ft of windowless core — area that must be gutted, re-plumbed and sprinklered but can never be rented as an apartment.
Modeled conversion metrics for 439 14th St, 2026-09-19.
| Suitability scoreStrong candidate | 88 / 100 |
|---|---|
| Storiesfrom 203 ft aerial-survey height ÷ 12 ft floor-to-floor | 17 |
| Height bandsfloor plate by floor range, from the city's roof outlines | Floors 1–3: 50,740 sq ft · Floor 4: 28,287 sq ft · Floor 5: 14,826 sq ft · Floors 6–16: 10,668 sq ft · Floor 17: 928 sq ft |
| Floor platetypical floor, from the city outlines | 10,668 sq ft |
| Daylight efficiencyshare within 35 ft of a facade | 85% |
| Deepest interior pointviability threshold is 80 ft | 30 ft |
| Windowless coretypical floor; the building-wide total is in the text above | 0 sq ft |
| Estimated homesat 750 sq ft average | 239 |
| Conversion cost$360/sq ft all-in on 262,871 sq ft | $94.6M |
| Gap before grantshortfall against completed value | $38.2M |
| Modeled RESIDE grantat the statutory per-award cap | $10.0M |
| BuiltDenver does not publish a construction year with this data | — |
| ZoningCBD | D-C |
| Opportunity Zonenot in a 2018 designated tract | No |
The plan: window line, shape and floor rhythm
39 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.
The typical floor has 477 ft of exterior wall, and across 16 residential floors the building carries 9,309 ft of it in total, divided among the 239 homes this screen estimates.
Its plate is moderately compact at 0.59: a squarish plan, with enough perimeter for a conventional double-loaded corridor. How window line and plate shape are measured.
At the model’s 750 sq ft average, the plan works out at about 14.9 homes per floor. Its floors are not alike, though: the typical floor's deepest interior point is 30 ft from a facade, while its worst floor reaches 64 ft. The score follows the typical floor, so a podium that could not hold a bedroom does not by itself sink a slim tower above it — but it is there, and it is part of what would have to be drawn around.
Why 439 14th St scores 88 out of 100
Daylight efficiency 91, Interior depth 100, Scale 100, Finance 50 — each out of 100, then weighted.
Score components for 439 14th St. Points are the subscore times its weight.
| Component | Subscore | Weight | Points |
|---|---|---|---|
| Daylight efficiency85% of the floor area within 35 ft of a facade, scored from 40% up to 90% | 91 | 45% | 40.8 |
| Interior depthdeepest interior point 30 ft from a facade, scored from 80 ft down to 40 ft | 100 | 25% | 25.0 |
| Scale239 estimated homes, scored from 0 up to 150 | 100 | 15% | 15.0 |
| Financeremaining gap is 30% of conversion cost, scored from 60% down to 0% | 50 | 15% | 7.5 |
Most of what it earns comes from daylight efficiency, and what holds it back most is finance, at 50 out of 100: remaining gap is 30% of conversion cost, scored from 60% down to 0%.
What the conversion would cost
$360 per square foot all-in across 262,871 sq ft of converted floor, or $94.6M in total — about $396K for each of the 239 homes.
All-in cost per square foot for 439 14th St: base cost plus the code work a change of use triggers.
| Base conversion cost | $260/sq ft |
|---|---|
| Plumbing risers to every unit | $40/sq ft |
| Operable windows and glazing | $30/sq ft |
| Additional egress stair | $18/sq ft |
| Fire sprinklers (NFPA 13R) | $12/sq ft |
| All-in | $360/sq ft |
That cost is charged across every converted square foot, including the 38,594 sq ft of windowless core, which has to be gutted, re-plumbed and sprinklered like the rest of the building and then earns nothing. Against it the model sets a completed value of $236K a home, which for 239 homes is $56.4M.
What would have to be true
A $38.2M gap before any grant, $28.2M after the modeled one. The smallest single change that would close it: average unit size 33% down.
The shortfall before any grant is $38.2M. Closing it from the value side means each of the 239 homes finishing at $396K rather than the $236K the model assumes — 68% more. Closing it from the cost side means getting all-in cost down from $360 to $215 per square foot.
A modeled RESIDE grant of $10.0M moves that threshold to $354K a home. That is still above the $236K assumed, leaving $28.2M uncovered, which is why the grant does not unlock this one.
Nor do all four levers have to move. For 439 14th St, one alone would close the gap at:
Single-assumption flip points for 439 14th St, each holding the other three at their defaults.
| Average unit sizethe binding constraint — the least this building would need | 33% downto 500 sq ft |
|---|---|
| Conversion cost per square foot | 41% downto $153/sq ft |
| Completed value per home | 50% upto $354K |
All four are sliders in the survey, where 439 14th St re-scores against your own numbers.
How it compares in Greater Downtown Denver
439 14th St ranks 34th of the 214 buildings screened here, against a median score of 72.
Its floor plate is better lit than 58% of them, and shallower than 96% of them at its deepest interior point. On size it is the 94th largest by estimated homes. The full survey of all 214 buildings ranks and maps every one of them, and the list by address links each to its own page.
Within CBD and the D-C zone
14th of 75 in CBD, 10th of 72 zoned D-C — the comparison that shares its rules, rents and streets.
Denver places 75 of the screened buildings in CBD. 439 14th St ranks 14th of them against a median score of 71. 40 score 70 or more, their median deepest interior point is 56 ft from a facade against this building’s 30 ft, and together they would hold an estimated 33,698 homes. The group’s top scorer is 918 17th St, at 97.
72 of the screened buildings are zoned D-C. 439 14th St ranks 10th of them against a median score of 73. 39 score 70 or more, their median deepest interior point is 57 ft from a facade against this building’s 30 ft, and together they would hold an estimated 32,881 homes. The group’s top scorer is 721 19th St, at 95.
Its nearest match in size: 1825 Lawrence St
The screened building closest to 439 14th St in converted floor area is 1825 Lawrence St: 264,265 sq ft over 18 stories, against 262,871 sq ft over 17 here.
439 14th St scores 88 to its 76, and with the size held roughly equal most of that lead comes from interior depth: 100 out of 100 here, 60 there (deepest interior point 56 ft from a facade, scored from 80 ft down to 40 ft). On the money they sit in the same place: each falls short even with the modeled grant. The two stand about 3,300 ft apart.
Would it qualify for a RESIDE Act grant?
The model awards 439 14th St $10.0M, on the assumption it qualifies. Whether it does, no published dataset can say.
That figure assumes the building meets the Act’s vacant-and-abandoned test, which turns on code-enforcement and receivership records no city publishes.
It does not sit in a 2018 designated Opportunity Zone, so it would not draw that Section 201 priority.
Other buildings screened near 439 14th St
The 4 closest the screen also covers, from 260 ft away. They are the colored outlines on the plan at the top of this page.
- 500 15th St8 stories · 88% daylit · 71 estimated homes · scores 77/100 (Strong candidate)about 260 ft away
- 1400 Welton St11 stories · 84% daylit · 145 estimated homes · scores 75/100 (Strong candidate)about 360 ft away
- 550 15th St17 stories · 78% daylit · 253 estimated homes · scores 70/100 (Worth a feasibility study)about 360 ft away
- 440 14th St19 stories · 92% daylit · 254 estimated homes · scores 94/100 (Strong candidate)about 370 ft away
A screen, not a feasibility study, from outlines and heights rather than plans: the method and how to correct a figure. If you know this building’s interior, you know what this model cannot see.